tracy: that is good news. let's go glass half-full. they fix this ink it. fiscal cliff solved. housing market, what, what's the big thing that you think 2013 will bring? it is the year of rental. of new construction. what should we expect to see if all goes well in washington? >> what we should expect to see is a continuation of the recovery which started this past year. you just reported that house prices are up about 4%. i'm expecting that house prices in 2013 will be up 3 to 4%. that is actually, a nice solid, steady recovery. you don't want it taking off and having increases of eight, 10, 15% because they're not sustainable. the best we can hope for is a good solid recovery. have some real positives. fundamentals are strong. house prices are down. affordability is up. rents, it cost less to own a house than to rent. the downside is we've got the government is continuing to distort the housing market and all markets for that matter and that potentially raises some red flags down the road. >> actually said that, from your notes, sewing the seeds of future disaster as long as